Professional Documents
Culture Documents
OAMFFitoutStandards PDF
OAMFFitoutStandards PDF
Reference 3
Office Accommodation
Workspace and Fitout Standards
October 2012
Reference 3
ii
Office accommodation workspace and fitout standards
Contents
1.0 Introduction 1
2.0 Objectives 1
3.0 Application 1
3.1 Agencies 1
3.2 Legislation 1
3.3 Ministerial office accommodation 2
8.0 Furniture 14
8.1 General 14
8.2 Workstation/desk furniture 14
8.3 Screens 14
8.4 Chairs 14
8.5 Furniture for support spaces 14
8.6 Built-in furniture 14
8.7 Mobile furniture 14
8.8 Ergonomics 15
9.0 Equipment 15
9.1 Infrastructure 15
9.2 Office equipment 15
11.0 Benchmarks 16
11.1 Workplace density 16
11.2 Project cost 17
14.0 Accessibility 20
14.1 Legislation 20
14.2 Fitout implications 21
14.3 Design approach 21
1.0 Introduction
These standards form part of the Office Accommodation Management Framework (OAMF) suite
of documents. The OAMF integrates policies, process, activities and guidelines for government
agencies in relation to establishing office accommodation needs, acquiring and fitting out suitable
space, utilising that space effectively and managing the accommodation-change process.
Compared with major capital assets such as buildings, roads, and dams, the fitout of the office
workplace has a shorter life cycle. Whereas major assets have life spans of 30 or more years before
refurbishment or adaptation, office fitouts have a shorter physical life of up to 15 years, but are
likely to be adapted and reconfigured several times during that period.
It is therefore important to ensure that, not only is the initial fitout investment appropriate
functionally and financially, but also that the fitout is designed and constructed for adaptability
and functional change in the most cost-effective way.
These standards support the Office Accommodation Management Framework (OAMF) and are
consistent with office accommodation related Cabinet decisions.
These standards replace the Queensland Government Office Fitout Guidelines of November 1999.
2.0 Objectives
The objective of these standards is to promote and support the provision of government office
accommodation that is:
safe, healthy and legislatively compliant
functional and cost-effective
consistent, equitable and sustainable
adaptable to new ways of working and new technology.
3.0 Application
These standards provide general and specific recommendations for the design and construction of
appropriate government office accommodation.
3.1 Agencies
These standards apply generally to all Queensland Government departments as defined in s4A
of the Financial Administration and Audit Act 1977 and to all Queensland Government statutory
authorities that are wholly or partly funded through the Queensland State Budget.
These standards apply to commercialised business units but do not apply to Queensland
Government corporations and to certain operational workplaces such as police stations and
workplaces delivering clinical services. In the case of unique operational workplaces, separate
and specific workspace standards might be required. The Department of Housing and Public Works
(HPW) should be consulted if such standards are proposed.
3.2 Legislation
Certain legislation applies to office fitout design and construction. For example, office fitout must
comply with the Workplace Health and Safety Act 1995 and associated regulations, the Building
Act 1975 and incorporated regulations and codes, the Commonwealth Disability Discrimination Act
1992 and the Queensland Anti-Discrimination Act 1991. Agencies are responsible for compliance.
Built zone
6.1 General
Office accommodation comprises workspace areas for individuals and teams, support spaces (e.g.
meeting rooms, conference rooms, waiting areas, storage, etc) and circulation space.
The areas scheduled herein are recommended maximum areas applicable to the particular
function. In a number of cases, less space will be required than the recommended maximums, and
in these cases, less space should be allocated based on need.
The proportion of the available area that is to be allocated to support spaces needs to be
considered in order to achieve an appropriate workplace density target. In some cases, a trade
off might be necessary between personal spaces and support spaces to achieve the required
functionality and still meet appropriate workplace density targets. Workplace density is discussed
in section 11.0 Benchmarks.
The above office sizes are based on a module of 1200mm x 1200mm which is the standard
ceiling grid module in most office buildings. In the case of non-standard ceiling grids, the nearest
modular area to those above should be used.
Individual offices should be located in the built zone adjacent to the building core to preserve
the outlook and natural light for other workers. It may be appropriate to use glazed partitioning
to maximise natural light and outlook for individual offices and to facilitate effective staff
supervision.
Furniture in enclosed offices should be consistent with the modular design of workstations.
Custom-designed and built-in furniture should be avoided in individual offices. Curtains and
drapes are generally unnecessary.
Figure 3. Example of dividable multiuse office/built zone modules
Existing 1 office / 1 meeting room Existing two spaces with partition removed
Partition to be removed to create
SES office / or large storage facility
Free-standing furniture components are included in each of these examples, which provide the
maximum flexibility and minimum cost of churn in the future.
6.3 Workstations
Maximum flexibility can be achieved by using generic workstation sizes configured in varying open-
plan group layouts to suit teams and functions. Separating groups of workstations with enclosed
offices generally should be avoided because it can constrain future changes to the sizes of team
groupings and create physical barriers to effective communication between and within groups.
Workstation systems should consist of separable components that can be reconfigured and reused
without requiring multiple trades to disconnect and reconnect services. Soft-wired workstations
made up of separate free standing components are highly preferable to integrated, panel-based
systems furniture that involves significant disruption whenever workstations need to be rearranged.
Workstation footprints should be modular, with the least number of different variations possible,
to allow maximum reuse of components and maximum planning efficiency. Sizing workstations
according to function rather than classification is appropriate.
Workstations should be based on standard L or U shaped footprints, configured in efficient clusters.
Workstation modular footprint dimensions should be limited to:
1800mm x 1800mm
1800mm x 2100mm
2100mm x 2100mm
2100mm x 2700mm.
Enclosure of workstations can be provided using modular, free-standing screens individually or
by group. Lower screens facilitate communication and interaction. As screen height is increased,
privacy increases but communication and outlook is constrained. Screens should generally be
as low as is practical, but of sufficient height to accommodate screen-based storage if needed in
specific cases.
Screens should be kept to heights between 1050mm and up to a maximum of 1650mm high in
modular increases of 150mm. 1800mm high screens should not be used.
Screens running parallel to external windows should be kept to a maximum height of 1350mm to
preserve outlook and natural light for other workers.
Various workstation footprint clusters are shown in drawings below.
Figure 4. Indicative workstations footprint clusters
* Conference rooms seating 12 or more must be justified and are limited to one per 1,000m2 of
office area. Workplace density benchmark targets must be met.
Training rooms must be formally approved by each agencys Director-General or CEO and must be
consistent with the intent of these guidelines.
The total seating capacity of all meeting and conference rooms and interaction areas should not
exceed 50 per cent of the total staff number in each tenancy.
Libraries
These facilities should be limited to operational libraries (day-to-day use). Archival materials or
rarely used reference material should be kept in a separate and more economical location.
Storage
Storage can be classified into active, intermediate and archival types. Active (or operational)
storage is associated with workstation activities and needs to be readily accessible to the user.
In this case, access is frequent and forms part of the workflow. Intermediate storage refers
to material that needs to be generally available but is not necessarily part of the current work
process. Intermediate storage can be more centralised. Archival storage refers to high-density
storage that is needed infrequently. Intermediate storage materials progressively become archival.
All archival material should be transferred regularly to lower-cost storage facilities and not kept in
expensive office accommodation.
Special-purpose areas
Please refer to part 6.6 Non-standard inclusions.
Innovative areas
These areas are evolving as part of new ways of working. They are sometimes designed to promote
constructive inconvenience to channel people to meeting points where ideas can be exchanged
in passing. Other examples are work cafes, either stand-alone (in a non-disruptive location)
or attached to a conference facility. Professional and expert advice is required in providing and
designing these spaces to ensure that their cost is justifiable in terms of organisational value.
7.1 General
Office fitout materials should be appropriate for government office accommodation and take into
account life cycle cost factors and capital cost as well as operating costs, cost of making changes,
ecological sustainability and community expectations.
When planning office fitout projects, agencies need to be aware of the cost components involved.
In addition to the actual construction cost (including furniture), provision must be made for
professional design fees, statutory charges and GST. In some cases, the building landlord also
requires a fee for his building services consultants to check the proposed design.
7.2 Partitions
In general, fixed partitions should be constructed from standard 64mm steel studs with a single
layer of taped and set plasterboard on each side and a painted finish.
If acoustic treatment is functionally necessary, then this can be achieved with additional layers of
plasterboard, acoustic inflll or other specialist construction. Bulkheads above the ceiling should
be avoided unless absolutely necessary because of their high initial cost, the cost of removal when
the tenancy is vacated and the high cost of modifying air conditioning services to suit.
Acoustically treated partitions involve significant direct and indirect costs and should be used only
for conference rooms, confidential meeting rooms and senior executive offices (SES or equivalent).
Complex partition detailing should be avoided unless functionally necessary. Complex detailing
includes curved partitioning, drop ceiling bulkheads, display recesses and special finishes.
Glazed partitions should be considered for rooms that require light transmission, visual awareness
or have a supervisory function. Examples include individual offices adjacent to the building core,
reception areas and some conference rooms.
Locks and hardware must be consistent with the buildings standards and master keying system.
Locks should be provided only to rooms requiring security, otherwise, latch sets should be used
for economy. Card-key and other specialist security locks should be restricted to areas that cannot
be properly secured by mechanical locks. Non-standard lock systems can create cleaning issues
because of restricted access and need to be addressed with the building manager.
In government-owned office buildings with established partition systems, new partitions must
be compatible with the existing system. For example, new partitions in 111 George Street must be
demountable, cable free and connectable to the existing partition system.
7.3 Ceilings
The standard building ceiling is to be retained and modified only if functionally necessary. If the
buildings standard ceiling is altered, then it must be reinstated to its original condition when the
tenancy is vacated.
Normally, a modular suspended ceiling will be installed as part of the building. All ceiling tiles or
finishes altered or damaged by the tenant must be replaced and/or repaired by the tenant.
7.4 Flooring
The floor finishes provided by the buildings owner must be utilised except for:
areas requiring special finishes due to functional needs (e.g. kitchenettes, equipment rooms)
public interface areas where a corporate/business colour scheme is required and endorsed by
the agencys Director-General or CEO
other areas approved by the agencys Director-General or CEO.
Normally, carpet or carpet tiles will be provided by the buildings owner. All carpet or carpet tiles
altered or damaged by the tenant must be replaced and/or repaired by the tenant to match to
original floor finish when the tenancy is vacated.
7.5 Lighting
The buildings standard lighting system should be used, but fitting numbers and positions may be
modified as required by the fitout design and/or legislative compliance.
Specialty lighting should be avoided unless functionally necessary in order to minimise both initial
cost and the ongoing costs of replacing non-standard lamps and accessories. All non-standard
lighting must be removed at the tenants expense when the tenancy is vacated.
7.7 Lunchrooms
Dedicated lunchrooms are not required under Work Health and Safety requirements if a worker is
able to eat in their work area, however, the following must be provided:
a sink with draining board and reticulated hot and cold water
cupboards for storage of foodstuffs
a chair with back support
a refrigerator suit the capacity of staff in the tenancy (as of 1st July 2005).
The requirements listed above can generally be addressed in the form of a tearoom.
7.8 Privacy
7.8.1 Definition
In office workplace terms, privacy means:
optimised confidentiality for the task at hand (facilitating comfort, productivity and interaction
but avoiding isolation)
limitation of distractions and unwanted intrusions (visual, acoustic and territorial).
The concept of privacy-sequencing can provide a range of privacy levels from open plan areas
that maximise team-based productivity and collaboration, to casual seating or common areas
and to complete seclusion in fully-enclosed rooms. Privacy options can be provided for workers to
match varying activities with privacy needs at any one time. The office layout and fitout material
selection are the key factors for achieving appropriate privacy in general open plan office areas.
Acoustic and visual privacy are closely related, and need to be considered in conjunction with
each other.
8.0 Furniture
8.1 General
Existing furniture should be reused except when it is at the end of its economic life, is functionally
obsolete or is uneconomical to refurbish or adapt to new uses.
Materials and products should be selected based on economy, durability and sustainability
criteria. Locally manufactured products and materials should be used as a matter of preference.
8.3 Screens
Screen heights and lengths should be consistent with the dimensions referred to in
6.3 Workstations. Free-standing screens are preferable to integrated systems which support
work surfaces and/or require cabling to be threaded/unthreaded through enclosed ducts. Glazed
panels may be appropriate in specific cases. Acoustic requirements and performance should be
considered in the selection of a screen system.
8.4 Chairs
Work chairs should be ergonomically sound, of standard commercial quality and consistent with
the work function.
8.8 Ergonomics
Furniture must be ergonomically suitable for the task and the person performing the task.
Substantial degrees of adjustability will generally be required in order to suit the widest range
of users. The requirements of persons with special needs must be met and this might require
furniture customisation and/or acquisition of special equipment.
9.0 Equipment
9.1 Infrastructure
Basic office building infrastructure will include air conditioning, a standard lighting system to
provide average lighting levels that comply with legislation, a nominal number or power outlets
per floor, primary cabling and centralised connection facilities for data and communication and
generic fire safety systems.
Each fitout design will require some modifications or additions to the above building services
to suit the configuration of the fitout. In some cases, additional capacity might be required to
supplement air conditioning in local areas such as large conference rooms. Any such modifications
form part of each fitout project and must be installed at the tenant agencys cost and also removed
at the end of the tenancy (unless otherwise agreed by the landlord).
The installation (and later removal) of secondary cabling for information technology and
communications purposes (from the primary connection point to the wall/floor outlet or socket)
forms part of the fitout project and is the responsibility of the tenant agency.
Office Accommodation Program funding (when approved) can be used for alterations and
additions to building services as part of a fitout project. Office Accommodation Program funding
cannot be used for the reinstatement (make good) of building services. This cost remains the
responsibility of the occupying agency.
10.1 General
Value management is an approach that promotes a systematic search for solutions that provide
greater cost-effectiveness without compromising function or service.
In office fitout terms, this approach can be used both to save money and to add value. Cost
savings can be achieved through continuous evaluation of design and procurement options, and
value can be added through designing fitouts for maximum future adaptability at minimum cost
and with minimum disruption.
Maximum reuse and recycling of fitout components should also be a design goal.
11.0 Benchmarks
11.2.2 Office accommodation cost benchmark ranges for fitout alteration projects
In addition to the above maximum benchmark cost targets for new office accommodation
fitouts, an additional benchmark cost-target range has been set for projects involving minor
accommodation and furniture changes only.
The benchmark cost-target range reflects the typical cost ranges and upper target cost limits
applicable to fitout alteration projects and are based on cost rates per square metre considered
reasonable for the extent of work involved.
The benchmark targets for minor fitout changes and rationalisation/refurbishment (based on a
workplace density of 12m2 per person) are:
Every percentage point improvement in workplace density translates directly into a one per cent
recurrent saving in rent and building services costs at no additional cost per person in fitout costs.
This strategy of bettering the target maximum workplace density can be applied to new fitouts and
for rationalizing space in existing offices. Expert advice should be sought in the implementation of
this approach in order to ensure that functionality is retained, legislative compliance requirements
are met and a quality workplace is provided.
Design for noise management and appropriate acoustic performance. As well as the use of
sound absorbent materials, white or pink noise can be used for sound masking. (White noise
masks a broad sound spectrum and pink noise masks speech frequencies specifically).
Provide appropriate and comfortable support spaces and amenities for training, meetings, and
personal time.
Design for workers with special needs.
12.2 Tribunals
12.2.1 General
Tribunals require special accommodation that combines conventional administrative office
functions and quasi-judicial functions. Opportunities should be maximised for sharing both
administrative functions, including reception areas, waiting areas, support spaces and training
rooms, and hearing rooms and their support spaces.
14.0 Accessibility
14.1 Legislation
Current Australian and Queensland legislationin particular the Disability Discrimination Act 1992
(Cwlth), the Anti-Discrimination Act 1991 (Qld) and the Disability Services Act 2006 (Qld)places
an onus on building owners, managers and occupiers to ensure that they treat people with a
disability no less fairly than they treat others. With few exceptions, this legislation obliges the state
to ensure that:
new buildings are designed to be accessible for people with a disability
existing buildings subject to capital works improvements (e.g. to major fitout alterations or
maintenance works) are upgraded to comply with access provisions for persons with disabilities.